6700 Magnolia Dr · Laurel Lake, NJ 08332

$130,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1973 0.46 ac lot Est $233k · 44% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.1/10.0
• Rent growth +3.0/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Partially wooded lot between two streets. Added room used as family room could be additional bedroom with addition of a closet.

Key facts

• Full house generator
• Covered wood deck
• Large addition

Tags

• LARGE ADDITION
• ATTACHED TWO-CAR GARAGE
• COVERED WOOD DECK
• FULL HOUSE GENERATOR
• TWO SHEDS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Private septic tank; Electric hot water; Municipal trash service
• Home design: Single-wide mobile home (pre-1976)
• Construction: Frame construction
• Exterior features: Corner lot; Chain-link fencing (fully fenced); Shed on property; Ground rent paid annually

Interior

• Kitchen: Refrigerator; Gas oven/range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Wall unit heating; Natural gas heating fuel; Central air conditioning (natural gas for cooling fuel listed)
• Interior features: Partially furnished; No basement
• Laundry & utility: Stacked washer and dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.5% vs local median 7.3% in Laurel Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#521 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: schools F, amenities F, commute F.
• Commercial Township School District (rural): math 5% / reading 29% proficiency, ranked #449 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $232,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7414 Battle Ln	0.31mi	2/2.0	1,128 (-2%)	8mo	$265,000	$235	72
7798 Battle Ln	0.46mi	3/2.0 (+1)	1,152 (0%)	8mo	$265,000	$230	62
420 Doe Pl	0.33mi	3/1.0 (+1)	1,056 (-8%)	7mo	$225,000	$213	60
416 Lark Rd	0.57mi	3/2.0 (+1)	1,152 (0%)	8mo	$235,000	$204	58
537 Dandelion Rd	0.63mi	2/1.0	1,240 (+8%)	4mo	$35,000	$28	55
701 Uranus Rd	0.71mi	2/1.0	1,056 (-8%)	1mo	$200,100	$189	52
7210 Dove Pl	0.45mi	3/1.0 (+1)	988 (-14%)	1mo	$123,000	$124	50
7220 Ash Pl	0.41mi	3/2.0 (+1)	1,280 (+11%)	8mo	$255,000	$199	47
7178 Keron Dr	0.56mi	2/1.0	980 (-15%)	3mo	$170,000	$173	47
7241 Keron Dr	0.74mi	3/2.0 (+1)	1,214 (+5%)	2mo	$275,000	$227	46
5601 Briarwood Dr	0.52mi	3/2.0 (+1)	1,040 (-10%)	9mo	$210,000	$202	43
411 Begonia Rd	0.57mi	2/2.0	1,324 (+15%)	7mo	$39,000	$29	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-942
• Equity at exit: $19,383

10-year hold

• IRR: 7.8%
• Equity multiple: 1.56×
• Total profit: $20,430
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$270 /mo · $3,234/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $343

Break-even live

Break-even rent $1,273

Max offer price $130,000

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Rosewood Rd Millville, NJ	3.0	1.0	1340	$2,200	$1.64	44d	1	0.82mi
7357 William Ave Millville, NJ	2.0	1.0	938	$1,550	$1.65	44d	1	0.83mi

Listing history 10 events

1. 2026-06-19
   days on market $130,000 Active 11 DOM
2. 2026-06-18
   days on market $130,000 Active 10 DOM
3. 2026-06-17
   days on market $130,000 Active 9 DOM
4. 2026-06-16
   days on market $130,000 Active 8 DOM
5. 2026-06-15
   days on market $130,000 Active 7 DOM
6. 2026-06-14
   days on market $130,000 Active 5 DOM
7. 2026-06-13
   days on market $130,000 Active 4 DOM
8. 2026-06-10
   days on market $130,000 Active 2 DOM
9. 2026-06-09
   remarks 322-char remark
10. 2026-06-09
    listed $130,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,234 · $270/mo
• Projected year-2 tax: $3,236 · $270/mo
• Expected delta: +$1/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,479
• − Mortgage interest: −$7,282
• − Property taxes: −$3,234
• − Insurance: −$650
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,782
• Taxable income: $2,255
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $3,573/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Commercial Township School District
• NCES district ID: 3403480
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 29% ▲ 10.00%
• Median HH income: $45,143
• Composite: 14.86/100
• National rank: #9378
• State rank: #449 of 472 in NJ

Livability — Laurel Lake

• Score: 56/100
• State rank: #521
• US rank: #22397

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment F Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel Lake, NJ
• County: Cumberland County · 80,266 people
• Metro: Vineland-Bridgeton, NJ
• Population (ZIP): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• Metro: Vineland-Bridgeton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+550.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $130,000 BRIGHT MLS
• 2005-07-11 Sold (Public Records) $65,000 Public Records
• 2004-12-13 Sold (Public Records) $52,000 Public Records
• 2004-11-30 Sold (MLS) $52,000 SJSRMLS
• 2004-10-14 Listing Removed — SJSRMLS
• 2004-05-20 Listed $67,000 SJSRMLS
• 2002-09-30 Sold (MLS) $37,000 SJSRMLS
• 2002-09-04 Listing Removed — SJSRMLS
• 2002-08-20 Listed $42,000 SJSRMLS
• 2000-12-18 Sold (Public Records) $20,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,234 · +4.9% YoY. Source: county tax records.